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15/0064M-Variation of Conditions of Planning Permission 5/97/0758P For

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15/0064M-Variation of Conditions of Planning Permission 5/97/0758P For Application No: 15/0064M Location: Peat Farm, MOOR LANE, WILMSLOW, SK9 6DN Proposal: Variation of conditions of planning permission 5/97/0758P for restoration of peat extraction site Applicant: Messrs Bond & Rowland Expiry Date: 14-Apr-2015 Summary This application seeks to vary the mineral permission at Lindow Moss peat site to cease commercial peat extraction and restore the site to a mosaic of habitats including raised bog. The site consists almost entirely of internationally important lowland raised bog and heathland which are one of the most important habitats in the UK. This application would enable the restoration of the raised bog which presents significant and unique ecological benefits of at least regional significance. The site also has an international profile in archaeological terms and sits at the centre of one of Britain’s best preserved medieval peat cutting landscapes; the value of which is being increasingly damaged through peat extraction. The application would prevent up to twenty five years of further damage to this important ecological and archaeological asset. The cessation of peat extraction also provides benefits in terms of climate change, preventing significant carbon dioxide emissions and supports central government and planning policy which no longer supports peat extraction. The proposed methodology for the site restoration is considered acceptable by consultees and appropriate controls can be secured by planning condition for monitoring and review as the work progresses, to ensure that the works are undertaken to a satisfactory quality and in a timely manner. All relevant environmental impacts arising from the restoration works can be adequately controlled by planning condition and this would satisfy planning policy requirements. A twenty year aftercare period is proposed by the applicant which consultees consider should be longer to ensure the habitat is viable in the future. This therefore creates a degree of uncertainty over how successful the raised bog habitat would be in the long term. In view of the significant ecological, archaeological and climate change benefits presented by this scheme, and given that the site restoration would still present a number of ecological and archaeological benefits should the raised bog habitat be less successful than anticipated on completion of the aftercare period, it is not considered that there are sufficient grounds to warrant refusal of the scheme on this one matter. Overall the proposal accords with the development plan policies and national planning policy and presents a significant improvement over the current permitted restoration scheme for the site. Therefore for the reasons identified above the application is recommended for approval. Recommendation: Approve subject to a legal agreement and conditions SITE DESCRIPTION The application site is the Lindow Moss raised peat bog which is currently used for commercial peat extraction. The 29ha application site is located to the west of Wilmslow and is accessed off Moor Lane through an area of hardstanding used for peat storage. Directly to the south of the site is a belt of woodland, part of which is managed by Cheshire Wildlife Trust. Rotherwood Road dissects the eastern extent of the application site, beyond which are fields and woodland which separate the site from the edge of Wilmslow. To the west of the site is agricultural land, and beyond this is Manchester Airport (circa.2km). Directly to the north is an artificial angling lake (Rossmere Lake), along with a mixture of agricultural and residential development. Lindow Common, an area of heathland designated as a Site of Special Scientific Interest (SSSI) lies to the north east. Surrounding the site are areas of woodland, farmland and fields used for housing horses, horticulture, recreation, kennels and small scale residential development, the closest of which is approximately 50m from the site. The site lies within the Green Belt. Lindow Moss is designated as a Local Wildlife Site (formerly Grade B Site of Biological Importance) and site of nature conservation importance due to its ecological value. It also has archaeological interest and was the site of the discovery of ‘Lindow Man’ a prehistoric bog body dating from the Iron Age. PLANNING HISTORY AND CURRENT OPERATIONS Planning History The site was subject to a range of planning permissions for commercial peat extraction during the 1950’s and 1960’s. The planning conditions were updated under the Environment Act to bring them in line with modern environmental standards, and a new schedule of planning conditions was issued in 2003 (reference 5/97/0758P) under which the site is currently operated. The permission allows for commercial peat extraction until 2042, with restoration by 2044. Planning conditions limit the depth of peat extraction until the next statutory review of conditions (which can be from 2018 onwards) and also require a minimum average depth of peat to remain in situ. The approved restoration scheme allows for three areas (covering approximately 42% of the site) to be restored to agriculture by backfilling with approximately 490,000 cubic metres of waste infill material (excluding waste food or vegetable matter/household wastes) with the final level of the restored land being no greater than the adjacent Rotherwood Road. Areas on the south western boundary are to be restored to nature conservation. Current operations and site condition Peat is extracted by stripping and re-profiling fine layers of peat (up to 20cm) into areas separated by shallow drains of up to 2m depth. The peat is then turned until dry and removed to the processing area (outside the application site) where it is stockpiled for removal by HGV. Extraction typically occurs during the drier season (April to September) and whilst it is permitted across the whole site, the main areas worked are in the central parts of the site and small areas to the north west and on the southern boundary. Parts of the site to the east and south/south-west have been left unworked and contain refugium for sphagnum moss; whilst land on the north west boundary rises up to a sand hill area which is covered by heath vegetation and semi-mature woodland, and is the site of a Neolithic settlement. A main drain runs east to west across the site which has an outfall into Sugar Brook on the western boundary. The land gradually declines from east to west across the site. Peat depths very due to the underlying sand substrate and extent of historical working from 5m at the site margins to between 1.75m to 4m in the main worked areas, and 0.75m in the north west corner where the sand substrate rises. The milling of peat lowers the peat surface by up to 0.25m per annum (approximately). The applicant estimates that historical extraction rates were circa. 8,000m³ per annum. As of 2014 it was estimated that there was 500,000m³ of extractable peat remaining on site. At the southern end of the site an access track runs east to west, with a further track running north to south broadly in the centre of the site. A network of public rights of way lie in the surrounding area, and Mobberley FP52 dissects the south west corner of the site. Wilmslow RB 34, a restricted bridleway runs along Rotherwood Road. Members of the public also make use of the access tracks and a path that runs along the norther perimeter of the site albeit these are not public rights of way. PROPOSAL This is an application under section 73 of the Town and Country Planning Act 1990 (as amended) to vary and remove conditions on the current permission to cease commercial peat extraction and restore the site to a raised peat bog and matrix of wetland habitats. In order to facilitate the restoration proposals, the applicant has also submitted a separate planning application (reference 15/0016M) for residential development on the area of the site with consent for peat storage and processing adjacent to the southern boundary, which is being considered separately. Proposed restoration scheme The proposed restoration scheme seeks to maximise the extent of the site within which peat bog habitat has the potential to develop in the long term; and where this is not possible on the higher western parcels, restoration to intermediate heath/bog, with shallow fen/heath on the lower lying areas in the centre of the site, creating a mosaic of habitats. Existing areas of scrub and woodland away from the site boundaries would be managed to maximise the area of habitat that can be created; and the perimeter vegetation would be retained. Proposed works To create the right hydrological conditions to encourage peat formation, a series of compartments would be engineered using bunds and filled ditches to create terraces in which water levels would be maintained at or just below the surface to encourage peat bog formation (or just above the surface for restoration to fen or heath), using rain water or rain water fed from other compartments. The water levels would be controlled by over-spill points in the bunds and connecting pipes. The translocation of donor sphagnum from other areas of the site would assist with the process of peat formation. In the higher, drier areas where retention of water would be difficult, heath or intermediate heath/bog habitat is proposed by natural regeneration. The precise design of each compartment would be determined by a tailored restoration scheme for each compartment agreed in advance with the Council (in conjunction with relevant consultees). The remaining peat already extracted and in the process of drying on site would be exported (not being suitable for restoration works) and some limited peat extraction would be required to create the desired landforms. No commercial peat extraction would however take place. Restoration phasing and management The works would be phased to follow a logical sequence for re-wetting.
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